Is the fact that my solicitor in Pentyrch is not listed on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Pentyrch conveyancing practice and ask them why they are no longer on the approved list for your bank.
Can I use your services to find a Conveyancing solicitor in Pentyrch even where I’m not buying or disposing of a house, for instance if I wish to buy a shop in Pentyrch with a mortgage from TSB?
The service is predominantly there to help choose residential conveyancing solicitors in Pentyrch but we have listed at the bottom of this page a few Pentyrch commercial conveyancing firms. You should enquire with the company directly to check if they are also authorised to represent TSB
I am purchasing a new build house in Pentyrch with a mortgage from Nationwide Building Society. The developers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not inform my conveyancer about this deal as it could jeopardize my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How simple is it to use your search tool to locate a conveyancing practitioner in Pentyrch on the panel for my lender?
Step one is to pick a lender such as National Westminster Bank, The Royal Bank of Scotland or Godiva Mortgages Ltd then choose your location e.g. Pentyrch. Conveyancing organisations in Pentyrch and beyond should be listed.
Having checked my lease I have discovered that there are only Sixty One years unexpired on my flat in Pentyrch. I need to get lease extension but my freeholder is missing. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to find the freeholder. On the whole a specialist would be useful to try and locate and prepare an expert document to be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Pentyrch.
Pentyrch Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
How many of the leaseholders are in arrears for their service charge payments? Does the lease contain onerous restrictions? Best to be warned whether redecorating or some other major work is anticipated that will be shared by the leaseholders and could well dramatically impact the level of the service fees or result in a one time payment.
We have instructed a Pentyrch conveyancing solicitor for our home move (FTB’s) and have noticed in the terms and conditions that they are not overseen by the Financial Conduct Authority. Need I be concerned or is that usually the case with conveyancing practitioner?
We can't see why they should be. Most lawyer don't lend money. You should check that they are regulated by the SRA, who set stringent obligations regulating amounts held in their bank.